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Landlords must cover maintenance and repairs that affect tenants’ intended use of the property, including general wear and tear like repainting after several years. This obligation stems from Article 16 of Dubai’s Law No. (26) of 2007, which governs landlord-tenant relationships unless specifically agreed otherwise in the contract.

Living in a rental property for years means dealing with natural deterioration. Paint fades, fixtures wear down, and appliances require attention. But who foots the bill for these inevitable changes?

What does Dubai law say about rental maintenance?

Article 16 of Law No. (26) of 2007 clearly states that landlords bear responsibility for property maintenance during the rental term. The law requires landlords to handle “real property maintenance works and for repairing any breakdown or defect that affects the tenant’s full intended use of the real property.”

This comprehensive obligation covers:

• Structural repairs affecting habitability
• Essential system maintenance (plumbing, electrical, air conditioning)
• General wear and tear including repainting after extended periods
• Appliance repairs for items provided with the property

The key phrase “affects the tenant’s full intended use” establishes a broad scope for landlord responsibilities.

When might tenants pay for maintenance?

Rental contracts can modify these default obligations through specific clauses. Some agreements may transfer certain maintenance responsibilities to tenants, but these must be clearly stated and mutually agreed upon.

Common tenant responsibilities typically include:

• Minor repairs caused by negligent use
• Cosmetic changes requested by tenants
• Immediate damage from accidents or misuse
• Utility bill payments unless included in rent

How should you handle maintenance disputes?

Start by reviewing your rental contract thoroughly. Look for clauses addressing painting, repairs, and maintenance responsibilities. Document the property’s condition with photographs and keep records of any previous maintenance requests.

If your contract remains silent on specific issues or clearly assigns responsibility to the landlord, approach them directly with your concerns. Provide written notice describing the maintenance needs and reference the relevant contract clauses or legal provisions.

What are your options when landlords refuse?

The Dubai Rental Dispute Centre serves as the official forum for resolving landlord-tenant conflicts. This government body has authority to:

• Investigate complaints between parties
• Issue binding decisions on maintenance disputes
• Enforce compliance with rental law requirements
• Mediate settlements between landlords and tenants

Filing a complaint requires documentation of your attempts to resolve the issue directly with the landlord.

Practical steps for tenants facing maintenance issues

Document everything: Take photos of wear and tear, keep copies of communications with landlords, and maintain records of when issues first appeared.

Communicate in writing: Email or text messages create paper trails that support your case if disputes escalate.

Know your timeline: Some maintenance issues require immediate attention for health and safety reasons, while others can follow normal dispute resolution processes.

Understand seasonal factors: Dubai’s climate can accelerate wear on paint, fixtures, and cooling systems, making regular maintenance particularly important.

Key takeaway

Dubai law protects tenants by placing maintenance obligations on landlords, but success often depends on clear documentation and understanding your specific rental agreement. When disputes arise, the Dubai Rental Dispute Centre provides an official avenue for resolution.

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Further reading:

• Dubai Rental Laws Guide 2025
• Understanding Rental Contracts in UAE
• Tenant Rights in Dubai: Complete Guide

Frequently Asked Questions

How long should paint last in Dubai rental properties? Generally, paint should last 3-5 years in Dubai’s climate conditions, after which landlords typically bear responsibility for repainting due to normal wear.

Can landlords charge tenants for air conditioning maintenance? Basic AC maintenance is usually the landlord’s responsibility, but contract terms may specify otherwise for filter changes or minor servicing.

What qualifies as normal wear and tear? Normal wear includes faded paint, minor scuffs on walls, worn carpeting from regular use, and gradual appliance deterioration over time.

How quickly must landlords respond to maintenance requests? While no specific timeframe exists in law, urgent issues affecting habitability should receive immediate attention, while non-urgent matters typically require reasonable response times.

Can tenants withhold rent for maintenance issues? Rent withholding requires extreme circumstances and legal guidance. It’s safer to pursue formal complaint procedures through the Rental Dispute Centre.